Here's what buyers pick up on in an open house

Selling your house? Just remember: buyers notice everything — the good, the bad, and the “what were they thinking?”

They walk in with HGTV dreams and laser-sharp vision. They will sniff, squint, and side-eye their way through your entire home like it’s an open house and an episode of CSI.

Think the judgiest in-laws you've ever met… but with checkbooks.

Here’s what they’re picking up on within seconds:

1. LIGHT: If it’s too dark, the home can feel closed-in. Too bright, and it’s uncomfortable. Aim for warm, natural lighting that feels welcoming.

2. SMELL: Odors matter. Think pet smells, strong perfumes, or last night’s dinner — all of it can be off-putting. Avoid heavy air fresheners, too. The goal is clean and neutral — ideally, buyers shouldn’t notice any smell at all.

3. SPACE: That comfy but bulky furniture you love? It might make a room feel smaller to buyers. Less furniture means more open space — and more appeal.

4. CLEANLINESS: Messy bathrooms and kitchens are major red flags. Clean thoroughly, especially the areas buyers will pay the most attention to. First impressions stick.

5. CEILINGS: Yes, people look up. Water stains, cobwebs, or odd marks can raise concerns. It’s worth addressing these before showings.

6. PERSONAL ITEMS: Personal photos, collections, or themed décor can make it harder for buyers to picture themselves living there. Keep it simple and neutral.

7. OUTDATED FIXTURES: Older light fixtures, wallpaper, or dated tile may stand out — and not in a good way. A few modern updates can go a long way.

The takeaway?Your home doesn’t need to be perfect, but it should feel clean, neutral, and well-cared for. When you create a space buyers can see themselves in, you increase the chances of turning interest into an offer.

It is not a flaw in you

Maybe the heaviness you feel isn’t all yours.

The tight chest.

The short fuse.

The deep, soul-tired fatigue.

It’s easy to mistake it for weakness, for being “too sensitive,” for not holding it together.

But what if it’s not a flaw in you?

What if it’s the weight of the whole world pressing in?

The human soul wasn’t designed to carry the grief of every tragedy in every corner of the globe, every moment of every day.

We were made for village-sized knowing. For bearing witness to joy and sorrow within reach of our hands. Not the full-spectrum heartbreak of wars we cannot stop, disasters we cannot fix, cruelty we cannot comprehend—all delivered through glowing rectangles before we even sip our morning coffee.

So if you feel anxious or overwhelmed, if you’ve been quietly unraveling or just emotionally tired all the time—please know: It’s not a personal defect. It’s your nervous system doing its best in a world that's shouting nonstop.

Pause. Breathe. Log off. Touch the earth.

Talk to someone you love.

Be in this moment, not all of them.

Your soul was made for more stillness than this.

And you’re allowed to protect it.

Seller Fees

CLOSING COSTS!

Might as well be a four letter word.

Every buyer and sellers worst nightmare, fees that rack up for days. Processing fees, appraisal fee, title fees, credit report fee, recording fee, commission fees, release fees and I could go on and on.

But here’s the deal.

These fees represent the cost of doing business when buying or selling real estate.

These are not made up fees, they are actual costs that you will incur when you buy and sell real estate.

Some fees are just buyer fees, such as those associated with getting a loan.

And some fees are just for the seller such as real estate commissions and title insurance.

When you have a trusted advisor on you side, they will explain these to you so you don’t feel like someone is taking you to the cleaners.

Watch out for these when selling your home

The 5 costliest mistakes to avoid when selling your home (watch out for #3).

1. Not approving showings. Lets face it - selling your home can be an inconvenience and inconvenient showings come with the territory.

2. Skipping the cleaning and decluttering. You are used to all your “stuff” but to a buyer a dirty and cluttered home is a major distraction. Clean and cleared surfaces are attractive and give buyers confidence about the quality and value of your home.

3. Overpricing the market. You hired your agent for their professional guidance. If they tell you your home is worth $400,000 don’t insist on listing if for $500,000. That unicorn buyer (the one that will overpay for your home) is not out there.

4. Skipping major repairs and offering a “credit” instead. Carpet credits or painting credits don’t really work. As a rule of thumb if a repair or replacement costs you $1000 the buyer will want $1500 as a credit. Put your best foot forward and you will be rewarded with top dollar for your home.

5. Not listening to the market. If your feedback is consistently the same: price is too high, buyers don’t like the shag carpet or cigarette smell is a turn off. Listen! These are your customers and not adjusting to their feedback is a mistake.

Time is money

Pricing your home can feel a bit squirrelly, like playing with a bowl of slime.

Having a trusted professional is key to a successful outcome.

Let me tell you a quick story.

One of my lovely seller clients was ready to sell their home. We looked at other sold homes in their area and decided on a price.

While they were getting their home ready for market another home in their neighborhood went up for sale for a little more than the price we had decided on EXCEPT it was half the size!

I reached out right away and said let's watch, wait and see.

After two weeks the neighbors house was still on the market. My clients were concerned: would buyers think something was wrong with their house because it was less money than one half the size? I assured them that another sellers expectations of the market does not change the value of their home or their timeline.

My sellers were finally ready to go live on the market. Within days of listing, they had 3 fantastic offers on their home.

This is a perfect example of why correct pricing is so important. Two hundred days later the other house still has not sold. Time IS money.

And as the pace of the market begins to change pricing has become more important than ever.

About Tuff Shed Budget

Do you have custom home taste on a Tuff Shed budget?

Well you aren’t alone and here are a couple helpful tips to overcome this pesky situation.

• Homeownership is a stepping stone process. With each home purchase you will likely be getting more of what you want. Consider readjusting your expectations and recognize you might not yet own your dream home.

• Lots can be done with cosmetic repairs. That run down home down in your neighborhood might not yet look like a gem but with some elbow grease and money you can turn out a diamond in the rough.

• Be strategic about buying by watching the market with a trusted real estate agent. Is the market rapidly accelerating? Purchasing a smaller home or condo in a rising market and then quickly selling while the market is still rising can produce quick equity that can allow you to leap frog to your next home sooner than later.

The advice of a trusted and knowledgeable real estate agent is important to maximize these strategies. Reach out with questions.

Choosing the right real estate agent

A few years ago the founder and leader of Keller Williams Realty, Gary Keller, gave a speech to agents from all over the country.

And he said this profound thing (I’m paraphrasing) - During pandemic and into 2021, we were in a service first, skills second market - a heart up and head down market. Now we are in a skills first, service second market - a head up heart down market.

So what does this mean?

• It means that the skill of your agent is paramount.

• It means their experience is the difference between you selling quickly for top dollar or languishing away on the market with little to no showings or offers.

• It means their marketing tools are helping you stand out in a landscape that is becoming more and more crowded.

• It means their relationship with other agents can make or break a deal.

Let’s be honest - it didn’t take much skill to help buyers and sellers with their home purchase post pandemic. Now is a different story and the agent you pick to represent you could make all the difference.

What are you good at?

“I’m horrible at math” (and other lies I’ve told myself)

I remember it clearly. Handing my mom my 9th grade report card and telling her, “Mom, I just suck at math. I’ll never be good at it.”

That year, I took Algebra 1 and it was torture! Honestly, I didn't understand anything the teacher was writing on the board. I'm not sure how I even passed that class.

Fast forward to my sophomore year and my first day in geometry.

My teacher was kind and thoughtful and she knew how to teach artists and poets (also known as non-mathers like me). Suddenly math didn’t seem like a foreign language.

For once, I was excited about math and my confidence went through the roof. I finally felt like one of the “smart” kids.

I often think about that statement I made back when I was just 15 years old:

“I'm horrible at math”

And how I truly believed that (and sometimes still do) about myself. It’s made me realize that we can be our worst enemies when it comes to the lies we tell ourselves.

What if I would have said instead; “I'm awesome at math!” I might still have struggled in Algebra 1 but maybe I wouldn't have felt so down on myself.

I’ve learned that sometimes it's worth it to try again. Soooo…. you aren’t good at writing or drawing or public speaking. But what if you allowed yourself to try again

We would never do that to our children. “Oh, you tried that once and you’re just not good at it. Time to give up!” NEVER We would keep encouraging them to try and try again.

So I challenge you to do the same.

What’s something you’ve always told yourself you are “no good at”?

I'm here to cheer you on!

A Great Lender

First time buyer credits are a thing of the past.

Sadly, your lender doesn’t care if you are a first time buyer or buying your 10th home.

But its not all bad news!

If you are a teacher or first responder there are some special loan programs available to you.

Also if you are active duty or a Veteran of the US Military, you likely qualify for a VA loan.

And many buyers qualify for down payment assistance and down payment grants.

A great lender will be able to figure out what programs are best for you.

But please for the love of all that is good in the world, DO NOT, call one of the lenders with the fancy commercials.

You know who I am talking about.

They work on volume and not on repeat business. They spend millions of dollars on advertising to sell you one loan.

A local lender, recommended by your real estate agent, care about your experience because they hope you might recommend your friends and neighbors down the road.

Your Home's Real Value

I don’t get this question very often, but when markets shift, it can catch sellers off guard — especially after several years of an incredibly strong seller’s market.

So when someone asks me, “Carrie, why isn’t my house selling?”

I know it’s coming from a place of confusion, frustration and a whole lot of emotion.

Here’s the truth, said with care:

Sometimes a home doesn’t sell because the price was built around what you need, what you spent or what you’re hoping to walk away with… instead of what today’s market is actually willing to pay.

And that doesn’t mean you misjudged anything.

It just means the ground has shifted under all of us, and part of my job is to help translate what the market is saying without letting it feel personal.

Your home has value — real value — but buyers determine that number, not our attachment or our plans for the next chapter.

So let’s look at the data together. Let’s adjust where needed, refine the strategy and position your home where it can truly be seen and chosen.

You deserve the truth wrapped in kindness, and that’s exactly what I’m here to give.

With gratitude.

Choices When Pricing Your Home

You have 3 choices when pricing your home:

1. Test the market. This strategy works in a rapidly rising market because you are pricing ahead of the market with the hopes that the market will meet or surpass your list price

2. Price it right. This falls right into the range of what market comparables tell us the home is worth. Not too high, not too low.

   Is this sounding a little like Goldilocks and the Three Bears?

3. Strategically aggressive price. This is the price range that attracts multiple offers and offers over asking price.

There is no right or wrong answer. But your pricing should reflect your timing goals. Please leave any questions below.

Big NO's when buying a house

OOPS!! 6 big no-no’s when buying a house!

1. Not getting pre-approved. In this market sellers won’t even consider your offer without a lender letter.

2. Maxing out your budget. If things in your life go sideways you need to be able to handle unexpected expenses and maxing out your mortgage is a no-no.

3. Skipping the fine print. Do you have a prepayment penalty or an variable rate on your mortgage? Its important to know before hand the terms and conditions of your loan.

4. Making decisions from the heart instead of the head. This one is soooo hard. But try and take the emotion out of the equation.

5. Not factoring in other expenses.

6. Not protecting your credit score before closing. This is not the time to take out a loan for a new car or furniture for your new home.

The BUT Factor

The but factor. Not the butt factor, the but factor.

This is the thing buyers say when they decide not to buy your house.

• I love it BUT, the master bedroom is too small.

• I would make an offer BUT my payment will be too high.

• I think it could work for me BUT it needs too much work.

Okay so what’s a seller to do? Time to bring in the WOW factor.

1. Master bedroom is too small? With correct staging and appropriate furniture even a small bedroom can be workable. P.S. Home styling and staging is included with my listing package

2. Payment is too high? Sellers can help buyers buy down their interest rate to make the home more affordable.

3. House needs too much work? Correct pricing for condition is critical.

I want to, but

I wanna buy a house, but.....

To Rent or To Buy?

Buying vs Renting in today’s market.

Which is better?

There are pros and cons to both. But here’s a couple of key points.

• When you own your landlord can’t raise your rent.

• When you own your landlord can’t put your rental on the market.

• When you own you are building equity and wealth for YOU.

• When you rent and the sewer line fails its not your problem.

• When you rent you are not in a “committed relationship” with your home.

Homeownership doesn’t have to be out of reach, no matter what you tell yourself. I have great strategies and resources for first time buyers to overcome the fear of buying a home.

Consider these when building a house

Weird things I look for in every home that maybe you should consider too.

• Functional floor plan. Quirky floor plans can be charming but for some buyers it can be a deal killer. Is there good flow in the home? Does the bedroom layout make sense?

• Bathtub. You might never take a bath, but having a tub is something I will always want in a home. Whether you are bathing kids or dogs, I think a tub is critical.

• Pantry. This might seem frivolous but to me a pantry is a must. I need to be able to clearly see my canned goods and other non perishable food items or frankly, I will forget they are there. A good pantry will have somewhat narrow shelves so that things don’t get lost in the pantry abyss (this is similar to what happens to socks in the dryer, they just disappear).

• A dedicated laundry room. Not every home will be large enough for a dedicated space for duds but in my opinion this is a room that helps simplify and organize one of our least favorite of chores. Check out Pinterest for some amazing laundry room set ups.

All of these items may or may not be important to you but I think they are worth considering when it comes to the resale of your home.

While you can deal with the quirky floor plan, lack of tub, no pantry or laundry room, the next buyer might just decide another home is a better fit for them.

"We'll see"

There’s an old parable I return to often. The kind that lingers long after you hear it.

A farmer’s horse runs away.

The neighbors come rushing in: “What terrible luck!”

The farmer simply says, “Maybe so. Maybe not. We’ll see.”

The next day, the horse returns—bringing with it three wild companions.

The neighbors, wide-eyed: “How wonderful!”

Again, the farmer says, “Maybe so. Maybe not. We’ll see.”

Later, the farmer’s son tries to ride one of the new horses, is thrown, and breaks his leg.

“Oh no,” the neighbors say, “such misfortune.”

The farmer offers the same quiet refrain.

And when soldiers arrive days later, conscripting young men for war, the injured son is spared.

“You’re so lucky,” they say.

The farmer only nods: “Maybe so. Maybe not. We’ll see.”

I think about that farmer a lot when I’m working through real estate transactions.

• Deals fall through at the eleventh hour—only to make room for something better.

• Inspections reveal issues that feel like setbacks—but protect clients from bigger storms.

• Buyers vanish, then return with cash in hand and clearer intentions.

What feels like loss today may, in time, reveal itself as protection. What looks like victory might come with unseen lessons.

In this business—and in life—it serves us to stay curious. To ride the waves without assuming we know where they’re headed. To meet every twist with that same calm wisdom: Maybe so. Maybe not. We’ll see.

If you're feeling the ups and downs of the market—or your own life—I’m here to walk alongside you.

Steady. Grounded. With eyes on the long game.

Let’s see what unfolds.

What would you do?

In January of 2016 the Powerball jackpot got up to $1.59 billon. That’s 12 zeros….

If you are anything like me you might daydream about what you would do with your winnings.

Pay off all of your family members homes.

Go on vacation - like all the time.

Donate to your favorite charities.

Pay it forward and bless complete strangers.

Buy an island or a yacht.

And then you hear about the curses of winning the lottery. How good fortune turns to ruin.

But when I really started thinking about it there is only one thing I would really want that the lottery could give me, because truth be told, I love my life and I am blessed.

If money were no object, we would home school our kids and we would travel as much as possible. And the rest? I would give it away to help as many people as I could.

By train, plane and automobile. There is so much of the world I still want to explore.

If you won the Powerball what would you do?

Let met help you

All the “I don’t knows” about buying a house.

When I meet with buyers and sellers I get lots of questions.

How will you show my house?

How much money do I need down?

Who orders the appraisal?

Do I have to have a home inspection?

These are just some of the things people wonder about when buying and selling real estate.

There are so many questions; and you might even feel like you don’t even know what to ask. When you have a trusted and experienced agent to assist you they will be able to anticipate your needs before you even know you have them.

Go in eyes wide open and remember no question is a dumb question!

About your mortgage insurance

If you’ve bought a house in the past 2-5 years and didn’t put 20% down we need to talk!

It’s time to kick that private mortgage insurance payment you’ve been making to the curb!

Some lenders require you pay the insurance for a set amount of time and others will require a new appraisal to remove the insurance.

Here’s how I can help.

I have a formulated plan of attack that helps to rid you of that extra monthly cost.

I can also offer you a complimentary market analysis of your property so we know if you are in the ball park of saying good bye to mortgage insurance forever.

Please reach out if I can help or if you have any questions.